**Document:** Planning Report and Recommendations **Application:** 09/01589/C — Change of use from licensed betting office to retail premises and installation of external rear door **Decision:** Permitted **Decision Date:** 2009-11-19 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63828-lezayre-shop-7-st-pauls-square-change-use/documents/1386849 --- # Planning Report and Recommendations **Application No.:** 09/01589/C **Applicant:** Miss Marianne Duggan **Proposal:** Change of use from licensed betting office to retail premises and installation of external rear door **Site Address:** Shop 7 St Pauls Square Ramsey Isle Of Man IM8 1LE ### Considerations Case Officer : Mr Gary Barr **Photo Taken:** 02.11.2009 **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Objection - the rear door opens onto the highway. Door needs to open inwards. Consultee : Clerk To The Commissioners Notes: no objection. Consultee : Disability Access Officer Notes: I couldn't quite see what the main access to this building was like. If there isn't level or ramped access we would advise it. the entrance door should be at least 850 mm wide. Counter should have a lower section so people sitting and standing and standing can use it from both sides. ### Officer's Report ### The Site The application site represents the curtilage of "Shop 7" on St Pauls Square in Ramsey. ### The Proposal The proposed planning application is seeking approval for the change of use of a licensed betting office to a retail outlet. ### Planning Status In terms of land use planning the application site is located within a wider area of land that is designated as mixed use (Town Centre) under the Ramsey Local Plan Order 1998. There are no policies within Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of this current planning application - General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption." PLANNING HISTORY The following planning application should be considered relevant in the assessment and determination of this application: PA 99/02302/C - Change of use of retail unit to licensed betting office - Permitted REPRESENTATIONS Ramsey Commissioners has no objection with the proposal. The Department of Transport Highways Division has objected to the proposal on the grounds that the rear door opens onto the highway (Door needs to open inwards). Disability Access Officer couldn't quite see what the main access to this building was like. If there isn't level or ramped access they advise it. The entrance door should be at least 850mm wide. Counter should have a lower section so people sitting and standing and standing can use it from both sides. ## ASSESSMENT The land use zoning for this area of Ramsay is designated as Mixed Use, and with the site surrounded by various retail outlets etc, the principle for change of use would be compatible with its surrounding uses and in accordance with the Local Plan. 17 November 2009 09/01589/C It therefore remains the role of the planning application to assess the site specific impacts of the proposed use. It is considered that the siting of the proposed retail outlet within Ramsey Town Centre is where one is expected to be, and with the area commercial in nature, the proposed use appears to be reasonable due to the surrounding uses and would not be detrimental to the retail function of the locality. The proposed change of use is considered acceptable as it would require minimal alterations to both the internal and external appearance, as such the visual impact of the development on the surrounding locality would be limited. There is parking to the front and rear of the premises and with it close to an existing bus route; this is regarded to be more than adequate for the proposed change of use. In terms of the objection for the Highways Division regarding the rear door opening up onto the highway, it is considered that after correspondence with applicant and after a visit to the site, it is clear that as there are other fire exit doors like this (which have to open outwards) in the area and as the footpath does not seem to be used by the general public, it is considered that it would not obstruct the access of highway users to an unacceptable level to warrant a refusal. ## Recommendation As such, the proposed use accords with the land use designation and the provisions of the relevant planning policy contained within the Isle of Man Strategic Plan 2007 and it is recommended that the planning application should be approved. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Ramsey Commissioners The Department of Transport Highways Division Accordingly the following parties, that made representations, do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: Disability Access Officer ### Recommendation Recommended Decision: Permitted Date of Recommendation: 17.11.2009 ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the submitted Location Plan and Photographs x2 received on 28th September, 2009 and amended floor plan - Drawing No. 1 received on 5th October, 2009. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : 19. November. 2009 Signed : Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/63828-lezayre-shop-7-st-pauls-square-change-use/documents/1386849*